Is Cass, West Virginia Good for Airbnb Investment?

To start an Airbnb in Cass, West Virginia, begin by researching local regulations through Pocahontas County's planning office and the West Virginia Department of Health, as short-term rentals typically require business licenses and may need health department permits for properties accommodating more than 6 guests. Contact Pocahontas County Courthouse (304-799-4549) to obtain necessary business licenses and verify zoning compliance, as rural areas may have specific restrictions. Find a suitable property by searching local real estate listings or consider purchasing one of the historic cabins or homes in this former logging town, ensuring it has reliable internet and utilities since Cass is remote. Furnish the property with rustic, mountain-themed decor appropriate for visitors coming to see the Cass Scenic Railroad, including comfortable bedding, kitchen essentials, and outdoor furniture for enjoying the mountain views. Create your Airbnb listing with high-quality photos emphasizing the historic railroad town atmosphere and proximity to outdoor activities like hiking and the scenic railway. For management, establish relationships with local cleaning services in nearby Marlinton or Snowshoe, install keyless entry systems due to the remote location, and consider hiring a local property manager since cell service can be spotty in the area. Market your property to railroad enthusiasts, outdoor adventurers, and families visiting the state park, with rates typically ranging from $80-150 per night depending on property size and amenities.

To identify profitable short-term rental properties in Cass, West Virginia, focus on properties within walking distance of the Cass Scenic Railroad State Park and Greenbrier River Trail, as these are the primary tourist attractions driving demand in this small mountain town of approximately 50 residents. Target 2-4 bedroom cabins or historic homes built between 1900-1950 that offer authentic Appalachian character, mountain views, outdoor space for gatherings, and modern amenities like WiFi and updated kitchens, as visitors come primarily for outdoor recreation and railroad tourism. Analyze pricing using AirDNA and Mashvisor to benchmark against similar properties in nearby Snowshoe (30 miles) and Lewisburg (45 miles), expecting average daily rates of $150-250 depending on season and property size, with peak demand during fall foliage season (September-October) and summer months. Research competition by monitoring existing STR listings within a 10-mile radius on Airbnb and VRBO, noting that limited inventory in Cass itself creates opportunities but also indicates smaller market size. Utilize tools like STR Helper for market analysis, connect with Pocahontas County tourism boards for occupancy data, and consider properties near the Greenbrier River for fishing access, while ensuring reliable internet connectivity through providers like Frontier Communications, as cellular service can be spotty in this rural mountain location.

To obtain an Airbnb/STR permit in Cass, West Virginia, you must first contact the Pocahontas County Planning Commission at 304-799-4549 or visit their office at 900 Tenth Avenue in Marlinton, as Cass falls under county jurisdiction rather than having its own municipal permitting system. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement, certificate of occupancy, fire safety inspection certificate from the local fire department, septic system inspection (if applicable), and proof of liability insurance with minimum $300,000 coverage. You'll need to pay an estimated application fee of $150-250 plus annual renewal fees of approximately $100-150. The process involves submitting your application with all required documents, scheduling and passing safety inspections, obtaining neighbor notification compliance (properties within 200 feet must be notified), and ensuring compliance with zoning requirements which may restrict STRs in certain residential areas. The timeline is typically 30-60 days from complete application submission to permit approval, though this can extend to 90 days if additional inspections or documentation are required. Cass-specific requirements include maintaining adequate parking for guests, ensuring proper waste management due to the rural location, and compliance with any historic district regulations since Cass is a restored logging town with heritage tourism significance.

Short-term rentals (STRs) are generally legal in Cass, West Virginia, as the state does not prohibit STRs at the state level and Pocahontas County, where Cass is located, does not have county-wide restrictions on short-term rentals. However, operators must comply with standard business licensing requirements, collect and remit state sales tax (6.5%) and local occupancy taxes where applicable, and ensure properties meet basic safety and health standards. The town of Cass itself is very small and primarily consists of the Cass Scenic Railroad State Park area, so most STR activity would need to coordinate with state park regulations if operating within or adjacent to park boundaries. There have been no recent significant legal changes specifically targeting STRs in this rural area of West Virginia, though operators should verify current local business license requirements with Pocahontas County and ensure compliance with any homeowners association rules or deed restrictions that may apply to specific properties.

The best areas for Airbnb investment in Cass, West Virginia center around the Cass Scenic Railroad State Park vicinity, particularly properties within walking distance of the historic logging town and railroad depot, as this area attracts thousands of tourists annually from May through October who come for the steam-driven locomotive rides to Bald Knob. The Greenbrier River Trail corridor offers excellent potential due to its popularity with cyclists, hikers, and outdoor enthusiasts year-round, with peak seasons during fall foliage (September-October) and summer months. Properties near Snowshoe Mountain Resort, approximately 30 minutes away, benefit from winter ski tourism and summer mountain biking events, creating year-round demand. The Monongahela National Forest boundary areas are attractive for hunters, fishermen, and nature photographers, particularly during hunting seasons and summer camping periods. Downtown Cass properties near the company store and museum capture visitors interested in Appalachian history and heritage tourism, while locations along Back Mountain Road provide access to both the railroad attractions and hiking trails, appealing to families and outdoor recreation groups seeking authentic mountain experiences.

Airbnb properties in Cass, West Virginia are subject to the state's 6% Consumer Sales and Service Tax on lodging accommodations, which applies to rentals of less than 30 consecutive days. Additionally, properties may be subject to Pocahontas County's local occupancy tax of approximately 3-5%, though specific rates can vary by municipality. The West Virginia State Tax Department requires hosts to register for a business registration certificate and collect taxes from guests at the time of booking or check-in. Tax remittance must be filed monthly by the 20th of the following month using Form WV/CST-200, with payments submitted electronically through the state's MyTaxes portal or by mail. Pocahontas County taxes are typically remitted quarterly to the county assessor's office. Exemptions generally include stays of 30 days or longer, which are considered residential rather than transient lodging, and accommodations provided to certain government employees on official business. Hosts earning less than $2,000 annually in gross receipts may qualify for small seller exemptions from state sales tax collection requirements, though they should verify current thresholds with the West Virginia State Tax Department as regulations can change.

To start an Airbnb in Cass, West Virginia, the total estimated costs would be approximately $85,000-$95,000. Property purchase costs around $65,000-$75,000 based on median home prices in rural West Virginia communities like Cass. Furnishing a 2-3 bedroom property would cost $8,000-$12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup costs including professional photography, listing creation, and basic renovations would be $2,000-$3,000. Permits and fees including business license, short-term rental permit, and tax registration would cost approximately $300-$500. Insurance including liability and property coverage specifically for short-term rentals would cost $1,200-$1,800 annually. Utilities including electricity, water, internet, and heating would average $200-$300 monthly. First six months operating costs including utilities ($1,200-$1,800), cleaning supplies and services ($600-$900), maintenance reserves ($500-$800), marketing ($300-$500), and platform fees would total approximately $3,000-$4,500, bringing the complete startup investment to around $85,000-$95,000 for launching a successful Airbnb operation in Cass, West Virginia.

Airbnb properties in Cass, West Virginia show moderate profitability potential with average daily rates ranging from $75-120 for cabins and vacation rentals, generating approximately $18,000-35,000 in annual revenue for properties with 60-70% occupancy rates. Operating expenses typically consume 40-50% of gross revenue, including cleaning fees ($50-75 per turnover), property management (15-25%), utilities ($150-300 monthly), insurance ($1,200-2,000 annually), and maintenance costs averaging $2,000-4,000 yearly. Net profit margins generally fall between 25-35% for well-managed properties, with successful hosts like those operating restored railroad cabooses and mountain cabins near the Cass Scenic Railroad State Park achieving higher margins through unique positioning and premium pricing. Key success factors include proximity to the historic Cass Scenic Railroad (operating since 1901), seasonal demand peaking during fall foliage and summer months, professional photography showcasing mountain views, and targeting outdoor enthusiasts visiting nearby Snowshoe Mountain Resort and Seneca Rocks. Properties within 2-3 miles of the railroad station and offering amenities like hot tubs, fire pits, and hiking access typically outperform basic accommodations by 20-30% in both occupancy and rates, with some premium cabins achieving $45,000+ annual revenue despite the area's rural location and limited year-round tourism infrastructure.

Airbnb investments in Cass, West Virginia can expect annual ROI of 8-12% based on the area's proximity to outdoor recreation attractions like the Cass Scenic Railroad and nearby state parks. Cash-on-cash returns typically range from 6-10% annually, with properties averaging $80-120 per night during peak seasons (May through October) and $50-80 during off-peak periods. The timeframe to profitability is generally 18-24 months, considering initial property acquisition costs of $150,000-250,000 for suitable vacation rental properties in the area. Occupancy rates average 45-60% annually, with higher performance during fall foliage season and summer months when tourists visit for hiking, fishing, and the historic railroad experience. Properties within 5 miles of major attractions typically achieve the higher end of these ROI ranges, while more remote locations may see returns closer to 6-8% annually.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Cass, West Virginia. AirDNA provides market data and analytics for Airbnb investments in rural West Virginia markets. Mashvisor offers investment property analysis tools that cover West Virginia mountain communities. Local real estate agents like those at Old Colony Realtors and Mountain State Realty have experience with vacation rental properties in the Pocahontas County area where Cass is located. BiggerPockets connects investors with local agents familiar with short-term rental regulations in West Virginia. Awning offers full-service Airbnb property management for remote investors purchasing in rural areas like Cass. RedAwning provides vacation rental market analysis for mountain communities. Local property management companies such as Snowshoe Mountain Resort Property Management and Greenbrier Valley property managers can assist with operations after purchase. Real estate investment groups focused on West Virginia tourism markets, particularly those specializing in outdoor recreation areas near the Greenbrier River Trail where Cass is situated, can provide valuable local market insights for investors looking to capitalize on the area's railroad tourism and outdoor recreation appeal.